EX-10.1










Exhibit 10.1 



SUBLEASE



     
        This
Sublease (“Lease”) is made as of the last date of execution (the “Effective
Date”) by and between Entergy Enterprises, Inc., a Louisiana corporation (“Sublessor”)
and Gexa Corp. (“Sublessee”). 



ARTICLE I
PREMISES



     
        1.1
      Lease of Premises. 




             
             (a)
      Sublessor hereby leases to Sublessee, and Sublessee hereby leases from Sublessor,
upon and subject to the covenants, agreements, terms, provisions and conditions of this
Lease: (i) approximately 26,674 square feet of contiguous rental area on level 6 of the
building known as 20 Greenway Plaza (the “Building”) located at 20 East
Greenway Plaza, Houston, Texas 77046 (which premises are shown on Exhibit “A” attached
hereto and made a part hereof (the “Premises”)) and (ii) the furniture,
fixtures and file cabinets located within the Premises on the Effective Date and more
fully described on Exhibit “B”, attached hereto and made a part hereof
(the “Equipment”). The Premises are part of the premises leased by
Sublessor from Koch Properties Company, L.P. (the “Landlord”) pursuant
to a lease dated February 9, 2001 (the “Master Lease”), a copy of which
is attached hereto as Exhibit “C”.  




             
             (b)
      Sublessor makes no warranty as to the precise square footage of rentable space in
the Premises. 




             
             (c)
      Subject to the other restrictions that Landlord may impose, this Lease includes the
right of Sublessee to use in common with other tenants of the Building the common and
public areas within the Building and on the Land as provided to Sublessor in the Master
Lease and the right to use certain parking spaces as described in Article XXIII.  



ARTICLE II
TERM



     
        2.1
Term. The term of this Lease shall commence forty-five (45) days after the Effective Date
(the “Commencement Date”) and terminate at midnight on January 31, 2011
(the “Term”) or on such earlier date on which the Term may expire or be
terminated pursuant to the provisions of this Lease or according to law.  



     
        2.2
Early Possession. In the event Sublessee takes possession of the Premises to commence
business operations prior to the Commencement Date, Sublessee will be conclusively deemed
to be leasing the Premises for a period of time additional to the Term, consisting of the
period of time between the date Sublessee first takes possession and the Commencement
Date, subject to all of the terms and conditions of this Lease, except that Sublessee
shall not be required to pay rent until the dates set forth in Section 3.1. However,
possession of the space to complete leasehold improvements during the forty-five (45)
days prior to the Commencement date shall not trigger an early Commencement Date.  



 















ARTICLE III
RENTAL



     
        3.1
      Rent and Additional Rent.  As rental for the Premises and the Equipment, Sublessee
shall pay Sublessor for the Term as follows: 




             
             (a)
      for the initial 6 months of the Term, rent shall be calculated based on 15,000
rentable square feet; 




             
             (b)
      for months 7 through 18 of the Term, rent shall be calculated based on 21,000
rentable square feet; and 




             
             (c)
      for months 19 until January 31, 2011, rent shall be calculated based on 26,674
square feet. 



     
        Rent
per rentable square foot shall be as follows:  




	                         	The
      initial 10 months of the Term	           	$XX
      per rentable square foot
		Months
      11 through 24	 	$XX
      per rentable square foot
		Months
      25 through 36	 	$XX
      per rentable square foot
		Months
      37 through 72	 	$XX
      per rentable square foot
		Month
      73 through 1/31/2011	 	$XX
      per rentable square foot






(collectively, “Base Rent”). 



     
        Rent for
any period during the Term which is for less than one (1) month shall be
prorated. 



     
        3.2
Additional Rent. In addition to the Base Rent, Sublessee shall pay its pro-rata
share of expenses paid by Sublessor pursuant to Section 3.1(d) of the Master
Lease except that the Expense Stop, used in calculating Sublessee’s
pro-rata share, shall be equal to $7.96 multiplied by the CPI Adjustment for the
year 2004. 



     
        3.3
Rental Payment. Base Rent and additional rent is payable to Sublessor at the
address of Hibernia National Bank, P.O. Box 54408, New Orleans, LA 70154-4408 or
such other address as Sublessor may indicate to Sublessee by written notice
pursuant to paragraph 24.5 under this Lease. Base Rent and additional rent are
due without notice, offset or demand on or before the first day of the month for
which rental payments are due. 



     
        3.4
Late Payment Charge. In the event Sublessee shall fail to make any payment of
Base Rent or additional rent or any other sum which Sublessee has agreed to pay
within ten (10) days of the date when such payment is due, Sublessor shall have
the right to charge, and Sublessee agrees to pay, a fee equal to five (5%)
percent of the amount due. The payment of a late charge shall not relieve
Sublessee’s default for nonpayment of the rentals reserved hereunder. 



 















     
        3.5
Security Deposit. Sublessee shall deposit with Sublessor on or before the
Effective Date a security deposit of $41,122.42 (the
“Deposit”), which Deposit shall be returned to Sublessee within
thirty (30) days after the end of the Term provided that there is no default of
Sublessee hereunder that has not been cured in accordance with Article XVIII. 



ARTICLE IV
CONDITION
OF PREMISES AND EQUIPMENT



     
        4.1
      Condition of Premises and Equipment. 




             
             (a)
      Sublessee has had the full opportunity to conduct, and has conducted, such
investigations and examinations of the Premises and Equipment as Sublessee has deemed
fit. Sublessee accepts the Premises and the Equipment in their present condition, “AS
IS”, “WHERE IS” and fully relieves and releases Sublessor with respect to
any responsibility or liability on account of any aspect of the physical condition of the
Premises or Equipment in any respect, including any hidden defects, any conditions not in
compliance with Legal Requirements or the presence of Hazardous Materials in the Premises
or the Equipment. Sublessor makes no representation or warranty with respect to the
physical condition of the Premises or the Equipment or the suitability for their intended
purpose. Sublessee acknowledges that neither Sublessor nor its agents or employees has
agreed to perform any alterations or construct any improvements to the Premises or repair
or replace any Equipment for Sublessee.  



ARTICLE V
USE AND
ACCESS



     
        5.1
Use and Occupancy. The provisions of Article V of the Master Lease are
incorporated herein as if all references to “Tenant” shall mean
Sublessee hereunder, and all references to “Landlord” shall mean
Sublessor hereunder; provided, however, those provisions that require Landlord
to perform any obligations under the Master Lease or which are representations
of Landlord under the Master Lease shall not be deemed to apply to Sublessor as
landlord under this Lease. 



ARTICLE VI
ASSIGNMENT
AND SUBLETTING






			  6.1 		No
Assignment or Sublease.  Sublessee shall neither assign this Lease nor sublease nor allow
any other person or entity to occupy or use any or all of the Premises without
                     the prior written consent, which such consent shall not be
unreasonably withheld, conditioned, or delayed. Sublessee acknowledges that the Master
Lease limits                      Sublessor’s rights to sublease and that Sublessor
shall be deemed reasonable in not consenting to a sublease or other grant for the
occupancy of the Premises that                      is not approved by Landlord or that
results in the Premises being occupied by more than two (2) tenants, including Sublessor.






 















			  6.2 		Notwithstanding
the foregoing, but subject to the rights of Landlord to approve any assignment or
sublease, Sublessee may, without obtaining Sublessor’s consent, assign this
                     Lease or sublease all or any part of the Premises to (i) any
Affiliate (as hereinafter defined), (ii) any entity resulting from the merger or
consolidation,                      liquidation or reorganization of Sublessee, or (iii)
any entity which acquires all or substantially all of the assets of Sublessee located at
the Premises as part                      of the purchase of the business that is being
conducted on or from the Premises, provided that such transferee assumes in full the
obligations of Sublessee under                      the Lease.  In such event, Sublessee
shall have no obligation to share with Sublessor any rent or other consideration received
by Sublessee in connection with such                      assignment or sublease.
 Sublessee shall promptly provide notice to Sublessor of any assignment or sublease of
the Premises that does not require Sublessor’s                      consent.
 Sublessee shall use good faith efforts to provide such notice prior to date of such
transfer, but shall have no liability for failing to do so.  As used
                     herein, an “Affiliate” means any of the following: (i) any
company that directly or indirectly owns any stock or partnership or membership interests
of Tenant;                      (ii) any parent or subsidiary of such company; or (iii)
any parent or subsidiary of such parent or subsidiary.






ARTICLE VII
MAINTENANCE
AND REPAIRS



     
        7.1
Maintenance and Repairs. With respect to the Premises, Sublessee assumes all of
the obligations of Tenant imposed by Article VII of the Master Lease and
acknowledges that any obligations of Landlord under the Master Lease with
respect to maintenance and repairs apply to Landlord under the Master Lease and
not to Sublessor hereunder. 



     
        7.2
Equipment. Sublessee shall maintain the Equipment in good operating order and
repair, and, except for wear and tear in the ordinary course of use or as
provided in Article XXVI, shall return the Equipment to Sublessor in good
condition at the expiration of the Term or earlier termination of this Lease. 



ARTICLE VIII
TENANT
ALTERATIONS



     
        8.1
Alterations. The provisions of Sections 8.1(a), 8.1(b), 8.2 and 8.3 of the
Master Lease are incorporated herein as if all references to “Tenant”
in the Master Lease are references to Sublessee hereunder, and all references to
“Landlord” shall mean Sublessor hereunder, except as follows: 




             
             (a)
      Sublessor shall not provide Sublessee an Improvement Allowance; and 



 
















             
             (b)
      Sublessee shall not make any structural Alterations (regardless of cost) or any
non-structural Alterations exceeding $100,000 in cost in or to the Premises or the
Building without the prior written consent of Sublessor; and 




             
             (c)
      Sublessee’s choice of a contractor to perform any Alterations in excess of
$100,000 shall be subject to Sublessor’s prior written approval. 



     
        8.2
Generator. Sublessor has a 575kVA/460kW diesel generator located on the ground
level of the west side of the Building (the “Generator”). The
Generator has 500kVA of capacity available based on the current connective load
of Sublessor. Sublessor allows Sublessee, at Sublessee’s sole cost and
risk, to “tie into” up to 150kVA of Generator power on the fifth floor
of the Building. Sublessee shall route the auxiliary power to the sixth floor to
provide back-up power for Sublessee’s computer room and desk-top computers.
Provided, however, prior to Sublessee’s connecting to Sublessor’s
auxiliary equipment, within thirty (30) days of the Effective Date, Sublessor,
at its sole cost and expense, shall have the Generator and its related equipment
inspected and certified by an approved and qualified generator maintenance
company that such equipment is in good working order and condition, and shall
provide such report to Sublessee. Sublessee shall be responsible for and pay for
the design, connection, cabling, metering and maintenance of such auxiliary
power to the Premises. Sublessor and Sublessee shall each pay on a pro-rata
basis for the fuel, operation and maintenance of the Generator and all of its
related equipment through maintenance contracts already submitted to Sublessor
by the Building’s management company with an approved generator maintenance
company. Sublessor further agrees that the fuel, operation, and maintenance of
the Generator and its related equipment shall continue throughout the Term and
shall be maintained pursuant to the reasonable specifications outlined by an
approved generator maintenance company. Sublessor shall submit an invoice to
Sublessee for its pro-rata share on an annual basis, and Sublessee shall pay
Sublessor within ten (10) days of its receipt of an invoice for its pro-rata
share. Sublessee agrees that as of the Effective Date its pro-rata share is
twenty-six and 09/100 percent (26.09%). Sublessee acknowledges that the
connection and routing of the “tie-in” and the maintenance company for
the Generator are subject to the prior approval of Landlord. 



     
        8.3
HVAC. At Sublessee’s sole risk, Sublessor permits Sublessee to “tie
into” Sublessor’s existing HVAC unit in order to provide Sublessee up
to five (5) tons of air conditioning for Sublessee’s computer room.
Sublessee shall be responsible for and pay all costs relating to the design,
connection, metering and cabling of the HVAC connection to the Premises. Within
thirty (30) days after the Effective Date, Sublessor, at its sole cost and
expense, shall have the condensing unit and its related equipment inspected and
certified by an approved and qualified HVAC maintenance company that such
equipment is in good working order and condition and shall provide such report
to Sublessee. Sublessee shall not connect to Sublessor’s auxiliary HVAC
equipment until: 1) the inspection is complete to the satisfaction of Sublessor;
2) Sublessor has reviewed and approved Sublessee’s plans for connecting to
Sublessor’s HVAC equipment; and 3) Landlord has given written approval for
the connection, routing and maintenance company for Sublessee’s HVAC
connection to the Premises. Sublessor and Sublessee shall each pay on a pro-rata
basis the costs of operation and maintenance of the condensing unit and all of
its related equipment through maintenance contracts already submitted to
Sublessor by the Building’s management company with an approved HVAC
maintenance company. Sublessor further agrees that the operation, and
maintenance of the condensing unit and its related equipment shall continue
throughout the Term and shall be maintained pursuant to the reasonable
specifications outlined by an approved HVAC maintenance company. Sublessor shall
submit an invoice to Sublessee for its pro-rata share on a quarterly basis, and
Sublessee shall pay Sublessor within ten (10) days of its receipt of an invoice
for its pro-rata share. Sublessee agrees that its pro-rata share as of the
Effective Date is 20%.  Each party shall be responsible for the operation
and maintenance of its own HVAC units and glycol piping and all their related
equipment through maintenance contracts, which may be subject to the approval of
the Landlord. 



 















ARTICLE IX
SIGNS AND
FURNISHINGS



     
        9.1
Signs. Except as otherwise specifically set forth in this section, no sign,
advertisement or notice referring to Sublessee shall be inscribed, painted,
affixed or otherwise displayed on any part of the exterior or the interior of
the Building except on the directories and doors of offices, the monument sign
and such other areas as are designated by Sublessor, and then only in such
place, number and size as are approved by Sublessor. All of Sublessee’s
signs that are approved at the election of Landlord under the Master Lease shall
be installed by Landlord or Sublessee’s approved contractor and/or an
approved subcontractor at Sublessee’s cost and expense and removed at the
end of the Term. If Sublessee installs any sign, advertisement or notice that
has not been approved, Sublessor shall have the right to remove the same at
Sublessee’s expense. Sublessee, at its sole cost and expense, shall have
the right to install Sublessee’s company name and/or logo on the
multi-tenant granite pylon sign facing Cummins Drive near the Building entrance
and the company name and/or logo on or near the entry of Suite 600 and on the
Building’s directory board(s) subject to Landlord’s prior written
approval. 



     
        9.2
     Personal Equipment.  The provisions of Section 9.2 of the Master Lease are
incorporated herein as if all references to “Tenant” shall mean Sublessee
hereunder, and all references to “Landlord” shall mean Sublessor hereunder. 



ARTICLE X
TENANT’S
EQUIPMENT



     
        10.1
     Equipment.  The provisions of Article X of the Master Lease are incorporated herein
as if all references to “Tenant” shall mean Sublessee hereunder, and all
references to “Landlord” shall mean Sublessor hereunder 



ARTICLE XI
INSPECTION
BY LANDLORD



     
        11.1
Inspections. The provisions of Article XI of the Master Lease are incorporated
herein as if all references to “Tenant” shall mean Sublessee
hereunder, and all references to “Landlord” shall mean Sublessor
hereunder. 



 















ARTICLE XII
INSURANCE



     
        12.1
Increase in Premiums. The provisions of Section 12.1 of the Master Lease are
incorporated herein as if all references to “Tenant” shall mean
Sublessee hereunder, and all references to “Landlord” shall mean
Sublessor hereunder. 



     
        12.2
Insurance Coverage. The provisions of 12.3 of the Master Lease are incorporated
herein as if all references to “Tenant” shall mean Sublessee
hereunder, and all references to “Landlord” shall mean Sublessor
hereunder, except Sublessee shall not have any right to self-insure. 



     
        12.3
Waiver of Subrogation. The provisions of Section 12.4 of the Master Lease are
incorporated herein as if all references to “Tenant” shall mean
Sublessee hereunder, and all references to “Landlord” shall mean
Sublessor hereunder; provided, however, Sublessee also agrees to waive any and
all rights of recovery and subrogation, claim, action or cause of action against
Landlord to the same extent it waives such claims against Sublessor. 



     
        12.4
     Equipment Insurance.  Sublessee shall maintain during the Term All Risk Property
Insurance on the Equipment for its replacement value and shall name Sublessor as “Loss
Payee” on such policy of insurance. 



     
        12.5
General Provisions. Sublessee shall name both Sublessor and Landlord as
additional insured on Sublessee’s policies of Commercial General Liability
Insurance and Automobile Liability Insurance. All of Sublessee’s policies
of insurance shall be placed with insurers that maintain a minimum A.M. Best
rating of A:VII. 



     
        12.6
Contractors. Sublessee shall be liable for all acts and omissions of its
contractors and subcontractors. Contractors and subcontractors must meet the
requirements set forth in sections 12.2 and 12.5 above as a condition
precedent to the contracting or subcontracting of any work. The contractor or
subcontractor may provide such insurance, or Sublessee may provide such
insurance on behalf of each contractor and subcontractor by means of separate
and individual policies. 



ARTICLE XIII
SERVICES
AND UTILITIES



     
        13.1
Utilities. Sublessee shall have the same rights as Sublessor to receive from
Landlord the services and utilities described in Section 13.1 of the Master
Lease. Sublessee shall not request overtime of HVAC services without the prior
consent of Sublessor and shall pay when due any such costs for overtime services
as provided in Section 13.1 of the Master Lease. 



     
        13.2
Interruption of Service, Conservation and Excess Usage. Sections 13.2, 13.3 and
13.4 of the Master Lease are incorporated herein as if all references to
“Tenant” shall mean Sublessee hereunder, and all references to
“Landlord” shall mean Sublessor hereunder. 



 















ARTICLE XIV
INDEMNIFICATION,
WAIVER AND RELEASE



     
        14.1
Indemnification. Sublessee hereby agrees to indemnify, hold harmless and defend
(collectively the obligation of “Indemnity”), at
Sublessee’s sole cost and expense, Landlord and Sublessor and their
affiliated and associated companies and all of their former and present and
future officers, directors, contractors, agents, employees, customers, guests,
invitees and representatives (collectively the “Indemnified
Persons”) from and against any and all claims, allegations, demands,
actions, causes of action, liens, lawsuits or other proceedings (collectively
“Claims”) for any manner of injury, loss, cost, fees, expense,
harm, damage, liability, compensation or other remuneration, including
reasonable attorneys’, engineers’ and other professionals’ and
consultants’ fees and costs and including consequential, treble and
punitive damages and any penalties, fines or other such charges (collectively
“Loss”) suffered or incurred by or owed to any person including
but not limited to employees of Sublessee or of any Indemnified Person
(collectively “Claimants”) and sought to be recovered from or
imposed upon or owed by any Indemnified Person, if the Claim in any manner is
connected with or arises out of or is caused by, directly or indirectly, in
whole or in part: 





					                     (1)  		any
event or occurrence in or about the Premises, Building, Adjacent Garage, Building Garage
and/or common areas caused by Sublessee or Sublessee’s
                               officers, directors, contractors, agents, employees,
customers, guests, invitees or representatives; 






					                     (2)  		any
act or omission of Sublessee or Sublessee’s officers, directors, contractors,
agents, employees, customers, guests, invitees or representatives; 






					                     (3)  		any
breach or violation of any covenant or obligation of the Sublessee under this Lease; or 






					                     (4)  		any
aspect of the physical condition of the Premises including but not limited to any vice or
defect therein, and further including but not limited to
                               any matters pertaining in any respect to the compliance of
the condition of the Premises with any Legal Requirements, 






					                     (5)  		Subsections
(1) through (4) are collectively referred to as the “Covered Subjects”. 






     
        14.2
Waiver of Rights of Recourse. Sublessee shall owe Indemnity to the Indemnified
Persons regardless of the joint, concurrent or contributing fault or negligence
of Landlord, Sublessor or any of the Indemnified Persons, but Sublessee shall
not owe Indemnity to the Indemnified Parties for the sole or gross negligence or
intentional misconduct of the Indemnified Parties. For all matters for which
Sublessee has assumed the obligation of Indemnity, Sublessee hereby waives all
rights of recourse, including any right to which another may be subrogated,
against the Indemnified Parties for personal injury, including death, and
property damage. 



 
















     
        14.3
Employee Claims. Notwithstanding anything to the contrary set forth in this
Section 14, if the Claimant is an employee of any person including without
limitation Sublessee or any Indemnified Person, Sublessee’s obligation of
Indemnity shall not be abrogated or reduced to any extent by or on account of
(a) any fault, negligence, gross negligence, intentional misconduct or other
acts or omissions of the Claimant’s employer, even if such employer is
Sublessee or an Indemnified Person; (b) the particular law that is the basis for
the Claim or any part thereof, including without limitation any worker’s
compensation law, or (c) whether the Claimant has received or may have the right
to receive a worker’s compensation remedy or award against any person
including without limitation Sublessee or any Indemnified Person. 



     
        14.4
Choice of Counsel. Sublessee shall be entitled to control all aspects of the
resolution of a Claim with respect to which Sublessee has undertaken Indemnity,
provided that the choice of counsel to defend an Indemnified Person shall be
subject to the prior reasonable approval of such Indemnified Person. 



     
        14.5
Waiver and Release. SUBLESSEE, AS A MATERIAL PART OF THE CONSIDERATION TO
SUBLESSOR FOR THIS LEASE, BY THIS SECTION 14.5 WAIVES AND RELEASES ALL CLAIMS
AGAINST SUBLESSOR WITH RESPECT TO ALL MATTERS FOR WHICH SUBLESSOR HAS DISCLAIMED
LIABILITY PURSUANT TO THE PROVISIONS OF THIS LEASE. 



ARTICLE XV
RULES AND
REGULATIONS



     
        15.1
     Rules and Regulations.  Sublessee assumes all the obligations of Tenant under
Article XV of the Master Lease. 



ARTICLE XVI
DAMAGE
OR DESTRUCTION



     
        16.1
Damage or Destruction. If, during the Term the Premises or the Building is
totally or partially damaged or destroyed from any cause, and Landlord has
notified Sublessor of its intent to terminate the Master Lease, then Sublessor
may terminate this Lease within sixty (60) days after the occurrence of such
damage or destruction. In the event a) Landlord has notified Sublessor that it
will repair and restore the Premises and b) Sublessor has notified Sublessee
that it will not terminate this Lease, until Landlord has repaired and restored
the Leased Premises in accordance with the Master Lease, Sublessee’s
payments of Base Rent and additional rent shall be prorated based on the part of
the Premises that Sublessee is able to use while repairs are being made.
Sublessor shall have no obligation to repair or restore the Premises.
Sublessee’s rights for such restoration or repair shall be limited to the
fulfillment by Landlord of its obligations under the Master Lease. Sublessor has
no obligation to repair or restore any Equipment or alterations or improvements
made by Sublessee in the Premises. There shall be no adjustment in Base Rent if
the Equipment is destroyed or damaged by fire or other casualty. 



 















ARTICLE XVII
CONDEMNATION



     
        17.1
Taking. Sublessee’s rights in the event of a condemnation or taking by
governmental or quasi-governmental authority for any public or quasi-public use
or purpose (including a sale under threat of such a taking) shall be those of
Sublessor as Tenant under the Master Lease with respect to Sublessee’s
rights in and to the Premises. 



ARTICLE XVIII
DEFAULT



     
        18.1
Default. Sections 18.1, 18.2, 18.3, 18.4 and 18.6 of the Master Lease are
incorporated herein as if all references to “Tenant” shall mean
Sublessee hereunder, to “Landlord,” as reasonably applicable, shall
mean Sublessor and all references to “Section 24.15” are references to
Section 24.5 hereunder. 



ARTICLE XIX
BANKRUPTCY



     
        19.1
Bankruptcy. The provisions of Article XIX of the Master Lease are incorporated
herein as if all references to “Tenant” shall mean Sublessee
hereunder, and all references to “Landlord” shall mean Sublessor
hereunder. 



ARTICLE XX
SUBORDINATION



     
        INTENTIONALLY
DELETED.  



ARTICLE XXI
HOLDING
OVER



     
        21.1
     Holding Over.  The provisions of Article XXI of the Master Lease are incorporated
herein as if all references to “Tenant” shall mean Sublessee hereunder, and all
references to “Landlord” shall mean Sublessor hereunder. 



ARTICLE XXII
COVENANTS
OF LANDLORD



     
        22.1
     Landlord Covenants.  Section 22.1 of the Master Lease is incorporated herein as if
all references to “Tenant” shall mean Sublessee hereunder, and all references
to “Landlord” shall mean Sublessor hereunder. 



ARTICLE XXIII
PARKING



     
        23.1
Parking. During the Term, Sublessor shall provide to Sublessee up to four (4)
undefined, unreserved parking spaces per 1,000 square feet of net rentable area
leased by Sublessee at no charge for the first thirty (30) months of the Term
and at $35 per space per month during the remainder of the Term. Without notice,
offset or demand, Sublessee shall pay Sublessor such amounts along with its
monthly payments of Base Rent. All parking spaces shall be in the Adjacent
Garage. Sublessor agrees to assist Sublessee in acquiring from Landlord
additional parking spaces as may be permitted pursuant to the Master Lease on
such terms and conditions as may be imposed by Landlord under the Master Lease,
except that Sublessee shall be charged Thirty-five and 00/100 dollars ($35.00)
per space per month through the Term for each additional space in the Adjacent
Garage. 



 















ARTICLE XXIV
GENERAL
PROVISIONS



     
        24.1
No Representations. Sublessee acknowledges that neither Sublessor nor any
broker, agent or employee of Sublessor has made any representations or promises
with respect to the Premises or the Building except as herein expressly set
forth, and no rights, privileges, easements or licenses are being acquired by
Sublessee except as herein expressly set forth. 



     
        24.2
No Partnership. Nothing contained in this Lease shall be construed as creating a
partnership or joint venture of or between Sublessor and Sublessee, or to create
any other relationship between the parties hereto other than that of sublessor
and sublessee. 



     
        24.3
Brokers. Sublessor and Sublessee each represent and warrant to the other that
neither of them has employed or dealt with any broker, agent or finder in
carrying on the negotiations relating to this Lease except for Cushman &
Wakefield of Texas, Inc, which shall be compensated by Sublessor for
representation of Sublessor and Sublessee pursuant to a separate agreement. The
party breaching the warranty above shall indemnify and hold the nonbreaching
party harmless from and against any claim or claims for brokerage or other
commissions asserted by any broker, agent or finder engaged by the breaching
party or with whom the breaching party has dealt in connection with this Lease,
other than the brokers named in the first sentence of this Section 24.3. 



     
        24.4
Estoppel Certificates. Each party agrees, at any time and from time to time,
upon not less than fifteen (15) days’ prior written notice from the other
party, to execute, acknowledge and deliver to the requesting party a statement
in writing (i) certifying to the best of the responding party’s knowledge,
that this Lease is unmodified (or if there have been any modifications, that the
Lease is in full force and effect as modified and stating the modifications) and
in full force and effect, if such is the case, (ii) stating the dates to which
the Base Rent, additional rent, and any other charges hereunder have been paid
by Sublessee, (iii) stating whether or not, to the best of responding
party’s knowledge, the responding party has provided the requesting party
written notice of any default by the requesting party in the performance of any
covenant, agreement or condition contained in this Lease that remains uncured at
such time, and if so, specifying the nature of such uncured default, and (iv)
stating the address to which notices to the responding party are to be sent. 



     
        24.5
Notices. All notices, requests, consents and other communications hereunder
shall be in writing and shall be dispatched by nationwide overnight courier
service, such as (without limitation) FedEx, or by United States Certified Mail,
Return Receipt Requested, postage prepaid, addressed to the parties as follows: 



 














	SUBLESSOR:	           	ENTERGY
      ENTERPRISES, INC. 

      %Entergy Services, Inc. 

      Real Estate Department 

      Mail Unit No. L-ENT-3L 

      639 Loyola Avenue 

      New Orleans, LA 70113 

      Attn: Manager, Real Estate

      (RE: Greenway Plaza) 

      Telephone: (504) 576-4505 

      Facsimile: (504) 576-2226
	  		
	SUBLESSEE:		GEXA CORP.

      ________________________

      ________________________

      ________________________

      ________________________ 

      Telephone: _______________

      Facsimile: ________________






     
        Notices
under this Lease shall be deemed given upon the earlier of the date of delivery
or the date upon which delivery is refused. 



     
        24.6
Severability. If any provision of this Lease or the application thereof to any
person or circumstance shall to any extent be invalid or unenforceable, the
remainder of this Lease, or the application of such provision to persons or
circumstances other than those as to which it is invalid or unenforceable, shall
not be affected thereby, and each provision of this Lease shall be valid and
enforceable to the fullest extent permitted by law. 



     
        24.7
Gender. Feminine or neutral pronouns shall be substituted for those of the
masculine form, and the plural shall be substituted for the singular number, in
any place or places herein in which the context may require such substitution. 



     
        24.8
Sublessors and Assigns. The provisions of this Lease shall be binding upon, and
shall inure to the benefit of, the parties hereto and each of their respective
representatives, successors and assigns, subject to the provisions hereof
restricting assignment or subletting by Sublessee. 



     
        24.9
Entire Agreement. This Lease contains and embodies the entire agreement of the
parties hereto and supersedes all prior agreements, negotiations and discussions
between the parties hereto. Any representation, inducement or agreement that is
not contained in this Lease shall not be of any force or effect. This Lease may
not be modified or changed in whole or in part in any manner other than by an
instrument in writing duly signed by both parties hereto. 



 















     
        24.10
    Governing  Laws.  This Lease  shall be  governed  by and  construed  in  accordance
 with the laws of the State of Texas,  without  regard to the  conflicts  of laws
principles. 



     
        24.11
    Section  Headings.  Article and section  headings are used herein for the convenience
of reference and shall not be considered  when construing or interpreting  this Lease. 



     
        24.12
Submission. The submission of an unsigned copy of this document to Sublessee for Sublessee’s
consideration does not constitute an offer to lease the Premises or an option to or for
the Premises. This document shall become effective and binding only upon the execution
and delivery of this Lease by both Sublessor and Sublessee.  



     
        24.13
    Time.  Time is of the essence of each provision of this Lease. 



     
        24.14
Recordation. This Lease shall not be recorded, but Sublessor agrees to execute, promptly
after preparation thereof by Sublessee, a memorandum of the Lease that may be recorded by
Sublessee at Sublessee’s cost.  



     
        24.15
Payments Due. Except as otherwise provided in this Lease, any amounts owed by Sublessee
to Sublessor, including, but not limited to additional rent as set forth in Section 3.2,
and any cost, expense, damage, or liability shall be paid by Sublessee to Sublessor no
later than twenty (20) days after the date Sublessor notifies Sublessee in writing of the
amount of such additional rent or such cost, expense, damage or liability. If any payment
hereunder is due after the end of the Lease Term, such additional rent or such cost,
expense, damage or liability shall be paid by Sublessee to Sublessor not later than
twenty (20) days after Sublessor notifies Sublessee in writing of the amount of such
additional rent or such cost, expense, damage or liability.  



     
        24.16
Survival. All of the parties’ duties and obligations hereunder, including but not
limited to Sublessee’s duties and obligations to pay annual Base Rent, additional
rent, and the costs, expenses, damages and liabilities for which each party is liable and
which arose during the Term, shall survive the expiration or earlier termination of this
Lease for any reason whatsoever.  



     
        24.17
Force Majeure. In the event that either party hereto is in any way delayed, interrupted
or prevented from performing any of its obligations under this Lease (except for Sublessee’s
obligation to pay Base Rent or additional rent as herein provided for), and such delay,
interruption or prevention is due to fire, act of God, governmental act, strike, labor
dispute, inability to procure materials, or any other cause beyond such party’s
reasonable control (whether similar or dissimilar, each such cause being a “Force
Majeure”), then such party shall be excused from performing the affected
obligations for the period of such delay, interruption or prevention. In no event shall
the financial inability of a party to perform its obligations under this Lease ever
constitute an event of Force Majeure.  



     
        24.18
Authority. Each party hereby represents and warrants to the other that all necessary
action has been taken for it to enter this Lease and that the person signing this Lease
on its behalf has been duly authorized to do so.  



     
        24.19
Definition of Days. The term “days”, as used herein, shall mean actual
days occurring, including, Saturdays, Sundays and holidays. The term “business
days” shall mean days other than Saturdays, Sundays and holidays. If any item
must be accomplished or delivered hereunder on a day that it is not a business day, it
shall be deemed to have been timely accomplished or delivered if accomplished or
delivered on the next following business day. The term “holidays” include:
New Years Day, Memorial Day, Fourth of July, Labor Day, Thanksgiving Day, Christmas Eve
and Christmas Day.  



 















     
        24.20
Sublease. (a) Sublessor and Sublessee acknowledge that this Lease is in fact a
sublease of Sublessor’s leasehold interest under the Master Lease.
Sublessee acknowledges that it has reviewed and it accepts the terms and
provisions of the Master Lease and hereby agrees that, in addition to all other
covenants and obligations on the part of Sublessee under this Lease, Sublessee
shall not engage in any act or omission that constitutes or causes a default
under the Master Lease or that would, with the passage of time or the giving of
notice or both, constitute or cause a default under the Master Lease. Without
limiting the generality of the foregoing, Sublessee acknowledges that in all
instances where the consent or approval of the Landlord under the Master Lease
is required before any particular action or activity may take place, then
Sublessee may not engage in any such action or activity or cause same to occur
without having received prior notice from Sublessor that the required consent or
approval of Landlord has been obtained. Further without limiting the generality
of the foregoing, Sublessee agrees that it will not object to or attempt to
prevent or hinder the exercise by Landlord or any rights or privileges afforded
to Landlord under the Master Lease, notwithstanding the fact that the exercise
of such rights or privileges may be directed toward or have application to
Sublessee in lieu of or in the place of Sublessor as tenant under the Master
Lease. 




             
             (b)
      The Lease and all the rights of parties  hereunder  are subject and  subordinate
 to the Master  Lease.  Each party  agrees that it will not, by its act or omission to
act, cause a default under the Master Lease. 




             
             (c)
      Except as otherwise  expressly  provided  herein,  Sublessee  shall perform all
 affirmative  covenants and shall refrain from  performing any act which is prohibited by
the negative covenants of the Master Lease, where the obligation to perform or refrain
from performing is by its nature imposed upon the party in possession of the Premises or
with rights to the parking spaces. Sublessor shall have the right to enter the Premises
to cure any default by Sublessee under this Section.  




             
             (d)
      Notwithstanding any provision to the contrary, this Lease shall terminate on the
date the Master Lease terminates regardless of cause 



     
        24.21
    Consents.  Unless provided to the contrary herein, any consent required shall not be
unreasonably withheld, conditioned or delayed. 



     
        24.22
    Definitions Incorporated.  Terms not otherwise defined herein shall have the meaning
ascribed to them in the Master Lease. 



ARTICLE XXV
CONFIRMATION
TO LANDLORD



     
        25.1
Confirmation to Landlord. Sublessor affirms to Landlord that it will remain
jointly and severably liable to Landlord for all the obligations of Sublessee
under the Master Lease and Sublessor remains directly and primarily liable for
all of its obligations under the Master Lease to Landlord. Further, Sublessor
affirms that Sublessee will not (a) change the nature of the activities on the
Premises and in the Building, (b) have a material adverse effect on other
tenants in the Building, (c) impair the reputation of the Building or (d) result
in an operating expense increase in the Building in excess of five percent (5%).
Sublessor confirms that as of the Effective Date, to the best of its knowledge,
no Event of Default (as that term is defined in the Master Lease) exists under
the terms and provisions of the Master Lease. 



 















ARTICLE XXVI
SALE OF
EQUIPMENT



     
        26.1
Sale of Equipment. Provided Sublessee is not in default hereunder, on the last
day of the Term, Sublessor agrees to quit claim to Sublessee any right, title
and interest which Sublessor has in any of the Equipment located in the Premises
on the last day of the Term. Sublessor shall convey the Equipment “AS
IS” “WHERE IS” without any warranties whatsoever as to its
condition. 



     
        IN
WITNESS WHEREOF, Sublessor and Sublessee have executed this Lease as of the
Effective Date. 





	WITNESSES:		ENTERGY
      ENTERPRISES, INC.

      

      

      
	_________________________________

      Print Name: ________________________

      

      _________________________________

      Print Name: ________________________

      		By: __________________________________________

      Print Name: ____________________________________

      Title: _________________________________________

      Date: _________________________________________
	 	          

      

    	 
	 		GEXA, CORP.

      

      

      
	_________________________________

      Print Name: ________________________

      

      _________________________________

      Print Name: ________________________

      		By: __________________________________________

      Print Name: ____________________________________

      Title: _________________________________________

      Date: _________________________________________
	 	 	 






 
















ACKNOWLEDGMENT



STATE OF __________________________



COUNTY/PARISH OF _________________



     
        On
this date, before me, the undersigned notary public, duly commissioned,
qualified and acting within and for said State and County/Parish, appeared in
person the within named ______________________________, who declared that s/he
is the _______________________ of Entergy Enterprises, Inc., and that s/he
executed and delivered the foregoing instrument on behalf of said corporation by
authority of its Board of Directors for the consideration, uses and purposes
therein mentioned and set forth. 



     
        IN
TESTIMONY WHEREOF, I have set my hand and official seal this _____ day of _____________,
2004. 






 ____________________________________________
NOTARY PUBLIC 



ACKNOWLEDGMENT



STATE OF __________________________



COUNTY/PARISH OF _________________



     
        On
this date, before me, the undersigned notary public, duly commissioned,
qualified and acting within and for said State and County/Parish, appeared in
person the within named ______________________________, who declared that s/he
is the _______________________ of Gexa Corp., and that s/he executed and
delivered the foregoing instrument on behalf of said corporation by authority of
its _________________________________ for the consideration, uses and purposes
therein mentioned and set forth. 



     
        IN
TESTIMONY WHEREOF, I have set my hand and official seal this _____ day of _____________,
2004. 






 ____________________________________________
NOTARY PUBLIC 



 
















EXHIBIT “A”
PREMISES



 















EXHIBIT “B”
EQUIPMENT



5 TV’s and brackets. 



[fill in numbers
describing quantity of furniture]



____ black file cabinets. 



____ modular furniture with 3 small
drawer file cabinets and 3 drawer file cabinets, book cases, chairs, trash cans.  



1 pull-down screen 



1 projector 



1 Refrigerator 



1 Ice Maker 



1 Dishwasher 



1 Microwave 



1 First Aid kit 



1 Kitchen furniture [please provide
details] 



1 Conference Room[s][?] table 



____ conference room chairs 



 















EXHIBIT “C”
MASTER
LEASE